Home Safety

Thursday, December 28, 2023

Protecting Your Home from the Effects of Climate Change and Coastal Erosion

Coastal erosion is a natural process where the sea washes away land at the shoreline. Climate change is accelerating erosion as waters rise, and anyone near a tidal waterfront should be concerned. Homeowners in high-risk areas must know how climate change affects their properties. Lean into learning about the causes and effects of coastal erosion and its impact on homeowners in areas such as Florida and Louisiana. Gain insights into choosing a home less likely to be affected by beach erosion and how to protect your property from structural damage.

seaside and building affected by coastal erosion

What is Coastal Erosion?

Coastal erosion refers to the gradual loss of coastline caused by the natural processes of waves, tides, and wind. The sea is a powerful force that can cause land loss, flooding, and property damage over time or during a major storm like a hurricane or bomb cyclone.

Warmer temperatures amplify the natural processes that lead to coastal erosion, posing a threat to coastal communities. Rising sea levels caused by melting glaciers and polar ice caps result in a higher baseline for waves, increasing the coastal processes that lead to land loss. So do the more frequent and intense storms fueled by warm waters. These storms generate destructive wave action that strips away sand and other materials intended to abate land loss. Even concrete barriers can crumble under intense storm surge pounding.

Coastal development has also impacted how waves interact with coastlines. Barrier islands, sand dunes, and their grasses combat erosion, but human interference has caused them to become more vulnerable to coastal storms.

Additionally, the warmer temperatures are causing more intense rainfall and runoff, stronger and more widespread storm events, and more frequent landfalls.

How Coastal Erosion is Impacting Us

Researchers out of the Netherlands studying global coastal erosion found that about 16 percent of all beaches are eroding at rates designated as “intense” or “extreme.”

This coastal erosion is a significant problem in states such as South Carolina, Georgia, and Florida. Already, these communities have experienced its impacts, as evidenced by the collapse of homes along the Florida East Coast after Hurricane Nicole in 2022 and the shifting of islands on the West Coast due to Hurricane Ian in 2022. But even West Coast communities are vulnerable, as with cliff collapses at Whidbey Island and beach loss in San Clemente, California.

Even though you can compare South Carolina to Florida, all coastlines will be impacted equally. Barrier islands in the southeastern US are averaging coastal recession rates of 25 feet a year. Homes have collapsed into the sea in Rodanthe, part of the Outer Banks in North Carolina, due to rising waters pushing wave action closer inland. Land loss is expected to worsen with time.

Risks of Living On an Eroding Coastline

Buying a home for its ocean access and view is a dream many who love the water share. Most understand the risks of flooding and storm damage, but little attention has been paid to long-term coastal erosion. But, these impacts are significant because they are active environments. The hazard exposure changes as the land changes. The risks include:

Land Loss: Coastal erosion can cause significant land loss as it gradually diminishes the shoreline over time. In the US, “coastal erosion is responsible for roughly $500 million per year in coastal property loss.” 1

coastal erosion is responsible for roughly $500 million per year in Coastal Property Loss

Damage or Destruction of Homes: High-energy waves and storm surges can lead to structural damage or complete destruction in severe cases. The debris creates coastal hazards for all.
Reduced Property Values: The threat of coastal erosion can have a detrimental impact on real estate prices in affected areas, both from land loss and fewer buyers willing to take on the risks of living on the shoreline.
Increased Insurance Costs: Due to the higher risk of property damage, insurance costs for properties in areas prone to coastal erosion can be significantly higher–if it can be obtained at all.
Environmental Impact: Coastal environments are fragile; changes can disrupt local ecosystems, potentially affecting nearby wildlife and vegetation and worsening outcomes.
Loss of Heritage Sites: If erosion affects areas of historical or cultural significance, it may lead to the irreversible loss of heritage sites, as is already being experienced at Jamestown, VA.

Impacts on the Housing Market

This issue brings uncertainty to the real estate industry, as properties at risk of erosion may soon become uninsurable or unmortgageable, causing a significant decrease in their value.

So far, prospective homeowners don’t seem concerned about rising sea levels and waterfront living. A 2022 study on climate change and waterfront housing by Yale and Cornell researchers cited a belief that mitigation efforts will work or the buyers feel the risk outweighs the benefits.

But, as the impact of climate change worsens, that script may change. That’s especially true if the properties are no longer insurable or if the cost of new construction becomes too prohibitive to rebuild after extreme storms.

Furthermore, the risks associated with coastal erosion complicate the growing mortgage concerns related to climate change. Already, some research reveals that smaller lenders are highly aware of the risk of carrying home loans in high-risk flood areas. They’re shedding these mortgages fast.

It’s not unreasonable to project more reluctance from lenders to extend mortgages for properties in erosion-prone areas. These homes are highly likely to be damaged or destroyed before the mortgage is fully repaid. A Georgia State University study concluded that most homes being transacted in South Florida will not outlast their 30-year mortgage without serious damage or adaptations. And Louisiana is compounded by sinking land and more frequent flooding from rising sea levels, as reflected in new flood maps.

people are selling homes and leaving because they cant afford their insurance premiums

In addition, insurance companies are reassessing their exposure to such high-risk properties, leading to a surge in premium costs. This impact is already very real and measurable in Florida. Insurance premiums here are already among the nation’s highest, and with insurers pulling out in 2023, it’s tipped an already strapped market over the edge. People are selling homes and leaving because they can’t afford their insurance premiums.

Coastal Erosion Mitigation Strategies

As coastal erosion continues to be a growing concern, cities are exploring mitigation strategies to protect coastal properties and ecosystems. Some commonly employed measures:

Protecting Properties during coastal erosion

Seawalls: These barriers constructed parallel to the coast are designed to reduce the direct impacts of storms and protect the land from erosion.
Groins: These structures are built perpendicularly to the shoreline to trap sand moving parallel to the shore, preventing it from being washed away. Property owners can contribute to maintaining existing groins and advocate for constructing new ones where necessary.
Breakwaters: These structures are built offshore and parallel to the shoreline to reduce wave action energy, protecting coastlines from erosion.

Beach Nourishment: This involves adding sand to the beach and replenishing what has been lost to erosion. While beach nourishment projects are expensive and needs frequent reapplication, this method is gaining popularity because it prevents more significant damage from storm impacts.

Coastal Erosion Restoration Efforts

Mitigation strategies aim to reduce the rate of coastal erosion, but restoration efforts focus on repairing and rejuvenating coastal environments. Among their efforts are:

Barrier Island Restoration: Barrier islands are natural buffers against coastal erosion and storm surge but are highly vulnerable to eclogical processes. Restoring islands involves recreating their shape, planting vegetation, and controlling the sediment reaching them.

Living Shorelines: This option is considered a more environmentally friendly approach. Natural habitat elements, such as marsh grass and oyster reefs, are used to stabilize the dynamic coastlines.
Dune Restoration: Sand dunes act as a natural barrier against coastal erosion, but they are fragile. Homeowners can participate in dune restoration efforts by planting vegetation to stabilize the dunes and not walking over them.
Marsh restoration: Marshes and mangroves play an essential role in coastal ecosystems by absorbing wave energy and stabilizing the shoreline. Restoring marshes reduces erosion while creating coastal habitats for vital marine life.

These efforts cannot be successful without community involvement and support.

white sand grains of sand dunes near the beach

Preventing Structural Damage

For now, coastal living remains in demand. As a homeowner looking at waterfront homes, reduce your coastal erosion risk.

Consider the property’s elevation. Buy a home above the water level and not directly on the beach. If the lot is low, an option may be raising the property’s elevation through sand replenishment or soil backfill. This is not permissible everywhere as raising land has it own environmental impacts.
Anchor the home. FEMA recommends driving pilings into more secure layers and not just resting the home on shifting coastal sand.
Get a survey. Ask an environmental surveyor to assess the site for potential future erosion concerns and structural solutions.
Install shoreline stabilization. Seawalls, barriers, and vegetation help reduce land subsidience and protect structures from extreme wave impacts. Always consult with local officials and experts before undertaking any shoreline work.

Homeowner’s Insurance and Coastal Erosion

As Florida homeowners know, acquiring homeowner’s insurance in coastal communities presents growing challenges. Insurance companies rate these regions as high-risk areas, leading to:

High Insurance Premiums: Insurers may charge higher premiums to offset the damage risk from coastal erosion. This can result in significant financial outlay for homeowners–Florida premiums are already 31% above the national average.
Coverage Limitations or Exclusions: Most insurance policies exclude coverage for damage related to coastal erosion, citing it as “earth movement” and a gradual process and not a sudden, unpredictable event. Review policy details to understand what is covered and what is not.
Difficulty in Finding Coverage: Homeowners may find it challenging to obtain any insurance coverage, as more private insurers are unwilling to underwrite policies in high-risk coastal areas.

Given these challenges, homeowners requiring insurance can:

Shop Around: Explore multiple insurance providers and policies to find the best coverage for your needs and budget.
Risk Mitigation: Implement measures to reduce the risk of property damage due to coastal erosion. This can include landscaping or installing erosion-prevention structures.
Government Programs: Where the private market does not provide coverage, the government might. Look into local, state, or federal programs that might offer erosion or disaster insurance coverage. Floridians have Citizens’ Insurance; states like South Carolina have the National Flood Insurance Program (NFIP).

Funding Assistance Options for Easing Coastal Erosion

Local, state, and federal agencies are ready to support community organizations, neighborhood groups, and homeowners with funding for their coastal erosion mitigation efforts. The Coastal Restoration Toolkit has gathered sources of funding grants for coastal erosion projects. The funding eligibility requirements vary widely, so be ready to invest some time in reading and researching.

Relocating Due to Climate Change & Coastal Erosion

a car almost burried during coastal erosion

In some extreme instances, relocating from a coastal property may be the most sensible decision. The reasons to move generally include:

Imminent Danger: The erosion has progressed to a point where the safety of the inhabitants is threatened or if it’s regularly flooded during storm events.
Lack of Insurance Coverage: Insurance companies refuse to provide coverage due to the substantial risks associated with property damage. The financial burden of rebuilding without insurance can be overwhelming.
Decreasing Property Value: If the property value depreciates due to the escalating erosion risk, it may be wise to sell and relocate before the property becomes unsellable.
High Maintenance Costs: Relocation may be a more cost-effective choice if the cost of implementing and maintaining erosion mitigation measures exceeds the property’s value or the owner’s financial capacity.

Relocation is a major decision and should be considered a last resort. Consult with environmental experts, real estate professionals, and financial advisors to make an informed decision.

But relocation from the coast due to the rising sea levels is very real. Already, FEMA and the US government have task forces exploring how to support community-driven relocation. By 2050, over 340 million people living in coastal areas will be displaced worldwide. Managed retreat from coastal landscapes is a very real prospect in the coming decades.

Future Outlook for Climate Change on the Coast

The reality is climate change is causing more frequent and severe coastal erosion. These are dynamic systems shaped by forces beyond human activity. Homeowners in high-risk areas such as Florida must proactively protect their properties.

Risk mitigation strategies like shoreline stabilization measures can help prevent further damage and protect your most significant investment—your home and family.

Helpful Resources

FAQs

What are the 4 Types of Coastal Erosion?

Coastal erosion manifests in various forms and is influenced by environmental factors such as wave energy, sediment movement, and human activity. Understanding the different types of coastal erosion is essential for developing targeted strategies to mitigate its effects. Here are four primary types:

1. Hydraulic Erosion

Hydraulic action occurs when water strikes the shoreline with force. Waves crashing against rocks and cliffs create pressure that can cause fractures and dislodgement of materials. This type of erosion is particularly significant in areas with steep cliffs, where the energy of the waves can constantly wear away the rock face, leading to dramatic changes in coastal landscapes.

2. Abrasion

Abrasion involves the wearing down of rocky shores by sediment and debris that the waves carry. As waves crash against the coast, they pick up sand, pebbles, and other materials that act like sandpaper, grinding away at the shoreline. This process can lead to smooth rock surfaces and sea caves forming, shaping the coastline over time. Abrasion is more pronounced in areas where loose sediment is abundant along the shore.

3. Corrosion

Corrosion, also known as chemical erosion, occurs when the minerals in coastal rocks and sediments react with seawater and atmospheric elements. This type of erosion typically involves a chemical breakdown of minerals, such as limestone, which dissolves in the acidic conditions created by carbon dioxide in seawater. Over time, this process can significantly weaken coastal structures. It’s more evident in coastal ecosystems where coral reefs and limestone cliffs are present.

4. Wave-Driven Erosion

Wave-driven erosion results from the continuous action of waves that can transport sand and other sediments further inland or out to sea. This type of erosion is particularly evident around sandy coasts, where ocean currents and waves cause significant material shifting. The combination of breaking waves and tides creates a dynamic system that can lead to the gradual erosion of dunes and the reconfiguration of beach profiles. Storm impacts accelerate wave-driven erosion.

How Do Humans Cause Coastal Erosion?

Human activities have increasingly contributed to coastal erosion, often exacerbating natural processes. Here are some of the primary ways in which humans influence ecological communities:

1. Coastal Development

Urbanization along coastlines leads to significant alterations in natural landscapes. The construction of buildings, roads, and other infrastructures can interfere with natural sediment flows. When natural barriers, such as sand dunes, are removed or modified to make room for human development, the coastline becomes more vulnerable to sea-level rise and the effects of climate change.

2. Deforestation and Vegetation Removal

Coastal vegetation plays a crucial role in protecting shorelines from erosion. Plants and trees stabilize the soil, reduce water runoff, and trap sediments. When these areas are cleared for agriculture, development, or other uses, the protective barrier is lost. Removing the natural barriers of mangroves and wetlands leads to significant loss of land during storms and high tides.

3. Dredging and Sand Mining

Dredging activities, essential for navigation and harbor maintenance, disturb coastal systems. Removing sand and sediment from one area often leads to a deficit elsewhere, as the natural processes that replenish beaches and coastal zones are disrupted. Additionally, dredging can erode underwater habitats essential for marine life, leading to a further ecological imbalance that may worsen coastal erosion over time.

4. Construction of Hard Structures

Seawalls, jetties, and groins are intended to protect coastlines from erosion. However, these constructions can have the opposite effect in some cases. By disrupting the natural sediment flow, these structures can lead to increased erosion in adjacent beaches, creating a cycle of dependency on continued coastal protection measures.

Updated November 2024

Preston Guyton Founder @ ez Home Search

Preston Guyton has spent 20+ years helping people find the right home—and helping them avoid the costly mistakes that often come from not knowing their options. As the founder of ez Home Search, he’s leading the charge to build a better way to discover real estate—one that puts your privacy first, delivers accurate information, and gives you the confidence to make informed decisions. Preston has assembled a powerhouse team—made up of the innovators behind many of the technologies people use every day—to build the tools and transparency that deliver on a single mission: A Better Way To Discover Real Estate.